Attach 6 - Design Standards - 30 Oct 10.doc

FA4690-10-R-K102

Design Standards, Attachment 6

III

DESIGN STANDARDS – 30 Oct 10 A.

Site Design Standards

1.

Use Groups/Adjacenciestc "1.

Use Groups/Adjacencies" tc ""

Due to the variety, mix, and growth of building types on the base, projects should be reviewed on an individual basis. In general, new buildings should be located in close proximity to existing buildings of similar usage. This will continue to reinforce the unique character of each of the different districts. Simultaneously, this will reinforce the developing sub areas in the Mixed Use Central Core.

In the Mixed Use Central Core, the “downtown” of Ellsworth Air Force base is bounded by Ellsworth Street to the west, George Drive to the south, and Lemay Boulevard to the north and east. This subzone, or “district within the district,” contains facilities of central social importance to the entire base, e.g. the commissary, library, theater, chapels, etc. Within this downtown area, the current parking area encompassed by the Base Exchange, library, theater and commissary has the potential for development as the town center, or “market square” for Ellsworth Air Force Base. Future retail and civic/institutional buildings should be sited in this area to reinforce the emerging “town square” atmosphere.

Existing bachelor enlisted quarters are integrated throughout the Mixed Use Central Core, typically clustered as a pair or quadrangle of units. Future housing should seek to reinforce and expand the existing clusters rather than creating additional zones of development.

Future administrative facilities which are supportive of the base mission along the Flight Line should be situated along the eastern side of Ellsworth Street. This will create an appropriate street wall facade fronting the Wetlands/Recreational District’s open space and serve to link new facilities both to the Flight Line Support and to the Flight Line.

In the Wetlands/Recreation District, congregate recreational structures (bandstands, gazebos, picnic shelters) together to generate coordinated areas of activity within the larger overall area.

2.

Bulk: Massing and Heightstc "2.

Bulk\: Massing and Heights"

Projects should be reviewed on an individual basis. In general, throughout the base, buildings are restricted to two stories in height, except unaccompanied housing facilities, which are permitted to be three stories.

Heights of buildings may vary as functionally required, but height should not vary more than one story from adjacent buildings. Hangar facilities along the Flight Line should be sized according to functional requirements.

Along the Flight Line Support District, at the southern end, locate future support and storage facilities. These lower height buildings should “front” onto either Twining Street or Kenney Road, and will create both a western edge for the Wetlands/Recreational District and integrate the larger industrial hangar buildings into the human scale of the base.

In the Facilities Engineering District, attempt to maintain the one-story industrial character of this area.

In the Residential Neighborhoods, future development should incorporate two-story residential units as a means of economizing on land use, foundation and roofing costs, and HVAC usage.

In all districts, where massive, large floor plate buildings are sited adjacent to smaller facilities, the larger building should be “broken down” visually to integrate with the adjacent structures. Building entrances, canopies, loggias, and the articulation of exterior wall components can all serve to integrate larger buildings into the streetscape.

3.

Open Space: Street Walls, Yards and Setbacks; Streets & Sidewalkstc "3.

Open Space\: Street Walls, Yards and Setbacks; Streets & Sidewalks" tc ""

Given the diverse and spread out character of the base, providing regularity of the streetscape elements offers tremendous opportunity for creating a more cohesive environment. This includes controlling the relationship of sidewalks to curb, coordinating street plantings in relation to the curb, and regulating the types of street tree plantings. These guidelines reinforce the existing street hierarchy of the base, creating a more “legible,” user friendly environment. See Appendix 1 for street tree planting schedule and plant types.

a.

Street Walls, Yards & Setbacks

In all districts, to promote the development of street walls, buildings should front directly onto a street, and not be set diagonally to the street frontage.

In all districts, setbacks are to be a minimum of 25' for front and rear yards, 10' for side yards. Front yard setbacks may vary up to 20% to accommodate varying conditions of existing buildings. In no case should buildings vary by more than 10% from the average setback of the existing surrounding buildings.

On corner lots, both streets are to be considered front yards, and both sides abutting other lots are to be considered side yards. Setbacks for screen walls shall be the same as for the buildings.

b.

Streets and Sidewalks

To enhance and unify the overall character of the base, while simultaneously clarifying the uniqueness of each district, trees should be provided along the streets and at intersections in accordance with the following schedule:

Streets which serve as major base wide thoroughfares (Lemay Boulevard, portions of Ellsworth Street and portions of Scott Drive, serving vehicular traffic almost exclusively) will not receive street trees. Avoiding planting street trees on the major thoroughfare will reinforce the open prairie character of the overall base.

Streets which border the Wetlands/Recreational District (portions of Ellsworth Street, Davis Drive, portions of Twining Street, and portions of Scott Drive) will have street trees only on the side opposite the Wetlands/Recreational District.

· Streets crossing the Wetlands/Recreational district (portions of McConnell Boulevard, Lemay Boulevard, Bergstrom Drive, Spaatz Drive, George Drive, Ellsworth Street) will not receive street trees. The planting of street trees along the edge of the Wetlands/Recreational District and the avoidance of street trees on streets crossing the district will reinforce the periphery of the area and emphasize it as an open space resource.

Streets which are internal streets inside of districts (serving both vehicular and pedestrian traffic) will receive street tree plantings. The street tree plantings along internal district streets will reinforce the individual character of each district and create and enhance pedestrian activity.

In general, implementation of the street tree planting schedule will help create the appearance of an open, natural prairie landscape containing distinct nucleated settlements of tree lined streets.

Wherever provisions specify a regular rhythm of street tree plantings, they should be supplemented with irregular plantings behind the sidewalk edges. This dual system will ensure an overall harmony and diversity to the base while simultaneously encouraging each district to develop its own identity and individual character. For detailed information on supplemental landscaping, see the Landscape Architecture Standards.

In general, sidewalk types should be keyed to adjacent land uses:

Along primary streets, walkways which are parallel to the curb should be held a minimum of 6' from the back of curb. This allows for street trees to be planted between the walk and the curb.

Walks along the future “Town Square/Market Center” should extend to the back of the curb, with tree pits inserted to accommodate trees.

Walks adjacent to the open spaces of the Wetlands/Recreational District should be curvilinear.

Walkways should be located and aligned to maximize views of surrounding natural features and open spaces. Curved walkways shall be designed as sweeping curves that create visually appealing landscape forms. Abrupt or irregular curves and jogs should be avoided. Curved walkways should not be used in areas too narrow to allow a sweeping curve.

All walkways should be handicapped accessible. Requirements of the Americans with Disabilities Act and the Uniform Federal Accessibility Standards must be met when designing walkways, ramps, and other pedestrian access facilities. Where site or development conditions make full handicap access unfeasible, an alternative handicapped route shall be provided with signage. Handicapped accessible walkways shall be designed to the following standards:

(1) It is preferred that walkways not exceed continuous grades 3%. Walkways with sustained grades in excess of 5% are considered ramps and shall have level areas a minimum of 5' in length every 30'.

(2) Where possible, walkways should have a continuous common surface, not interrupted by steps or abrupt changes in level exceeding ½". The walk surface shall be relatively smooth and have a non-slip surface such as a medium broom finish. These standards apply wherever walkways cross other walkways, driveways or parking lots.

(3) Surface cross slopes shall not exceed ¼" per foot (2%).

4.

Parkingtc "4.

Parking"

Parking should be located towards the interior of the block, in the rear yard of each lot, unless otherwise dictated by functional necessity. Where dictated by functional necessity, parking may be located in side yards adjacent to the building.

Parking in Residential Neighborhoods should be directly off the street, following current practice. Garages or carports should be set back a minimum of 5' from the front plane of the housing unit, unless otherwise dictated by functional necessity.

In Recreational Areas, parking should be located towards the periphery of the recreational area. Multiple lots accommodating fewer vehicles are preferred to a single, large parking lot.

One shade tree shall be provided for every 12 parking spaces with a minimum ground area of 8' x 17' within the parking field and in adjoining curbed planting areas. Trees may be placed around the edges of parking lots to provide the required quantity for peripheral parking bays only. Trees shall be planted in landscaped islands or strips within parking lots. In all cases, tree planting shall be evenly distributed around and throughout parking lots to provide the required planting for both peripheral and internal parking bays. Only one tree may be provided for each 9' x 18' island in a parking lot. Minimum spacing between trees in parking lot islands shall be 25'.

Fifteen percent of the net areas of internal parking bays shall be developed as islands. Islands may be landscaped with one or a combination of shrubs, shade and flowering trees, and groundcovers.

All shade trees in parking lots shall have a minimum branching height of 6' to 8' above finished grade.

Plant material used in combination with berming shall be used to screen parking lots from streets. Where parking lots are visible from any street, the minimum height of the screening plants at installation shall be 30" planted 3' on center.

All site entry drives shall be well landscaped with a combination of evergreen shrubs, flowering shrubs, deciduous shade trees, flowering trees, and flower beds.

Refer to Landscape Standards for additional recommendations.

A. Architectural Design Standards

1. Exterior Wallstc "1. Exterior Walls" tc "" a.

General Recommendations

Exterior walls should be built of brick masonry or, alternatively, integrally colored split-face or ground-face concrete masonry units. Buildings should be limited to one primary type of masonry, with an option to include an accent feature of a complementary type and/or color. Brick masonry walls may be accented with precast concrete bases, stringcourses and/or cornices. In addition, patterning of the brick is encouraged to provide a sense of scale to the buildings. Exterior walls of buildings with HVAC systems shall be insulated to at least R-19.

Patterning of concrete masonry unit walls, such as the insertion of half-height courses, is also encouraged for achieving a sense of scale. Patterning of masonry units can also be used successfully to articulate building entrances. All concrete masonry units and mortar should be manufactured with additives to discourage efflorescence. Metal buildings are not allowed, except in the Flight Line and Facilities Engineering Districts.

Along the Flight Line, and in the Facilities Engineering District, when required in large-scale structures (hangars and industrial buildings), metal clad buildings may be used. However, such buildings should be provided with a base of brick or of integrally colored split-face or ground-face concrete masonry units. The base should match the material, height, and color of adjacent administrative or support structures. When used atop this wainscot base, the metal wall panels should be of pre-finished aluminum or galvanized steel. Metal roof panels should match the metal wall panels of the building. To be acceptable, the finish of metal wall panel buildings must be provided with a 20 year guarantee against fading. Use of metal wall panel buildings requires the review and approval of the Base Architect and the Air Combat Command Architect.

Exterior walls in the Residential Neighborhoods should be finished with brick. Metal siding, where dictated by reasons of economy, is acceptable. When metal siding is used, it should be atop a brick base of 3'- 0" minimum in height. The siding should be laid horizontally.

In Wetlands/Recreational District, exterior walls and/or columns of structures (picnic shelter, pavilions, barbecue enclosures etc.) should be built of brick. Integrally colored split face or ground-face concrete masonry units are also acceptable.

b. Approved Material and Treatments

Materials and colors of new facilities shall match/blend with adjacent buildings unless otherwise required by the Base Architect.

2. Roofstc "2. Roofs" tc ""

Roofs should have a minimum of 3:12 pitch and be hipped or gabled at the ends. Roofs should be of pre-finished standing seam metal. For community activity facilities, single family, detached residential buildings, asphalt shingles are acceptable. Asphalt shingles should be of an architectural grade and should be warranteed for a 30 year period.

Use of a low sloped roof is normally only allowed on buildings with large footprints, such as the base exchange, large supply buildings, etc. Any low slope roof must be approved by the Base Architect and the Air Combat Command Architect.

Roof overhangs are encouraged. Fascias should be of formed pre-finished aluminum. Soffits should be of medium density overlay (“MDO”) plywood covered with metal. Soffit vents are not desirable. Roofs of buildings with HVAC systems are to be insulated to at least R-30.

Roof penetrations (vent piping, flues, exhaust fans, etc.) should be regarded as trim items, and should be painted to match the roof. Roof penetrations should be located to the rear of the buildings, away from the street frontage, unless functionally unavoidable.

No rooftop equipment is permitted on sloped roofs. If required on flat roofs, equipment should be screened with parapet walls or other devices.

Gutters and downspouts are not required or encouraged on buildings with pitched roofs. Rain diverters and snowguards are required at all entrances. Interior roof drains are discouraged. Scuppers, where approved for low sloped or flat roofs, shall be of pre-finished aluminum and provided with downspouts.

Approved Material and Treatments

Materials and colors of new facilities shall match/blend with adjacent buildings unless otherwise required by the Base Architect.

Doors and Windowstc "3.

Doors and Windows" tc ""

Main entry doors should be of a glazed storefront type in thermally broken anodized aluminum frames. Provide a vestibule at all main entry locations. Glazing to be tempered, low-E insulated dual pane with ½" argon gas pocket. Secondary entrances, and exit doors should be factory primed insulated hollow metal (R-4 minimum).

In single family homes, exterior entry doors should be of pre-finished insulated metal (R-4, minimum). Factory primed, field painted doors are acceptable, but not preferred. Storm doors are required.

Vehicular service doors should be of pre-finished aluminum or galvanized steel and should be insulated.

Generally, limit the amount of glazing on a building to 15% of the exterior wall surface area. Avoid large, unprotected expanses of glass in general, and especially facing in the northwesterly direction. Large expanses of glass may be acceptable when facing south to receive thermal gain in winter. Avoid skylights. Clerestory windows, where functionally justified and carefully placed, are acceptable.

A punched-opening vocabulary should be utilized. Ganged units of a limited extent are acceptable. Glazed units should be set a minimum of 2" back from the face of the exterior wall surface.

Windows should be operable and have double glazing (with ½" argon gas pocket) in thermally broken anodized aluminum frames. Triple glazing should be installed on walls where high noise levels are evident (refer to the Air Installation Compatible Use Zone Noise Contours). All glazing should be tinted. Color shading film is not permitted.

In single family homes, windows should have double glazing (with ½" argon gas pocket) wood frames with factory applied white finish aluminum cladding. Operable single hung windows are encouraged, though sliding units are acceptable. Fixed units are also acceptable, where functionally justified.

Materials and colors of new facilities shall match/blend with adjacent buildings unless otherwise required by the Base Architect.

4.

Hardwaretc "4.

Hardware" tc ""

Door hardware should be selected and sized on a case by case basis for its specific function. In order to unify the quality and appearance of hardware basewide, the following recommendations are a guide to the finish and quality level expected of hardware that may not be specifically listed. All door hardware must comply with the requirements of ADA and UFAS.

Note: Proprietary names for colors, textures and patterns are for the purpose of selection only. Other manufacturers’ products may be acceptable, provided they closely approximate colors, textures and patterns indicated and conform to all other specification requirements.

Door Hinges: Exterior door hinges shall be heavy weight ball bearing. Interior door hinges shall be ball bearing or plain bearing. All hinges shall be Satin Medium Bronze.

Door Closers: Door closers shall be Grade 1, surface mounted, regular or parallel arm mount. Finish shall be BMHA689, Sprayed medium bronze.

Exit Devices: Single doors shall have Type 1, rim exit device. Double doors shall have Type 2 vertical rod device. Finish of all exit devices shall be Satin Medium Bronze.

Locksets: Exterior and interior locksets shall be BMHA series 4000m Grade 1, lever trim (except in the Residential Neighborhoods District), removable core function as required (see BMHA ANSI function F75-F93). Lever handles shall be provided at all locations requiring full accessibility. Finish of levers, knobs, and all miscellaneous visible parts shall be Satin Medium Bronze. Provide “Best” locks for all work except in residential buildings. The cores must be able to be interchanged with “Master” and “Grand Master” key systems. Residential projects should use “Weiser” locks for doors in the housing areas.

Miscellaneous Hardware: Stops, kickplates, etc. shall be Satin Medium Bronze.

Thresholds: Shall be medium bronze anodized extruded aluminum. Exposed rubber parts on holders, stops and bumpers shall be gray.

5.

Outbuildings/Garden Walls/Fencestc "5.

Outbuildings/Garden Walls/Fences"

Out buildings, garden walls, and fences are required for multiple purposes throughout the districts of the base. These include security barriers, utility and dumpster enclosures, loading dock screens, retaining walls, and ancillary architectural and landscape features.

For all districts, grade mounted mechanical equipment such as cooling towers and air handling equipment shall be screened with a garden wall, plant material, or a combination thereof. All loading docks and dumpsters shall be screened with a wall 1' higher than the equipment. When screen walls are constructed for dumpsters, the open side shall be aligned so the truck picking up the dumpster will have access and can easily place the container within the enclosure. Dumpsters shall not be accessed from a street. Dumpsters shall not open towards a street or so that people can view into the opening from main building entrances. Garden walls should also be used to enhance building and neighborhood entrances and street intersections. Retaining walls, where required to accommodate changes in elevation, shall not exceed 4' in height. Grade changes which require retaining walls exceeding 4', must be terraced with a minimum 3' clear separation between each wall.

Materials for outbuildings, garden walls, and fences should visually match either the adjacent building exterior or a material integral to the landscape. No outbuilding shall be metal. Patterning of the masonry is encouraged to provide a sense of scale, pattern, and texture to the wall surfaces. Decorative top courses can be used to provide accents to walls which are highly visible. Horizontal breaks, jogs, and variations in wall heights are encouraged to minimize the monotonous corridor effect of long continuous walls.

Along the Flight Line, and in the Flight Line Support District, walls can be utilized to restrict access and simultaneously screen the parking areas along existing street frontage.

In the Facility Engineering District, walls can successfully contribute to screening the existing storage and loading areas.

In the Residential Neighborhoods, walls can be utilized to demarcate each residential neighborhood into its own individual precinct.

B. Interior Design Standards

1.

General Recommendationstc "1.

General Recommendations" tc ""

ACC Architectural and Interior Design Standards differentiate whether a finish will be permanent or non-permanent. The differentiation is necessary due to the color palette changes each year. Generally, permanent finishes last longer and consequently need to be a color that will not become dated after a few years. Non-permanent finishes do not last as long and can be updated to the new colors as they change.

2.

Approved Material and Treatments

Note: Proprietary names for colors, textures and patterns are for the purpose of selections only. Other manufacturers’ products may be acceptable, provided they closely approximate colors, textures and patterns indicated and conform to all other specification requirements.

Permanent Finishes

ACC Design Standards require that all permanent finishes be in either brown-tone or gray-tone neutrals. These neutral shades can be from very light (such as off-white relating to the particular color tone) to a mid-range neutral of this same shade.

Permanent finishes are generally the hard surface structural interior design (SID) finishes that will last 15 to 20 years and whose removal and re-installation is a major disruption to the facility. Such items as vinyl composition tile (VCT), ceramic, and other hard surface tiles, plastic laminates, toilet partitions, lockers, window blinds, all modular or systems furniture panels, work surfaces, flipper doors, etc., are considered permanent finishes.

Special Note: Neutrals can be tricky! It is important to choose true neutrals. A true neutral is one that can work in combination with almost any other color in the spectrum. A brown-tone neutral with a pink or yellow base will not work this way nor will a gray-tone neutral with a blue or green base.

4.

Non-Permanent Finishes

ACC Design Standards allow non-permanent finishes to be any coloration appropriate to the facility. Most often these finishes will be in mid-range colorations. Very seldom would there be a use for pastel or very bright colors. However, primary colors of red, yellow, blue and green may be used in youth centers, child care centers or bowling centers.

Carpet, paint, vinyl wall covering, upholstery, artwork, etc. are considered non-permanent finishes. Non-permanent finishes will last from five to seven years under most conditions.

While non-permanent finishes are allowed in various colors, it is highly recommended that in office and other work areas, the vinyl wall covering or painted wall surfaces also be kept in a neutral coloration. Light reflective surfaces are important to a productive work environment. Dark colors absorb light. In other words, for work areas, develop a neutral shell for the interior space with only the carpet, upholstery, and artwork providing the color accent.

5.

Finishes and Treatments

Gypsum Boards: All gypsum board surfaces, which are to be painted, shall receive an “orange peel” texture prior to painting.

Vinyl Wall Covering: Should be Type II in most applications. Type I has very limited use. A vertical texture will help hide seaming.

Paint: Use an eggshell latex on all surfaces except metal which shall be a semi-gloss enamel.

Laminates: Laminate surfaces are much more maintainable if the laminate has a flecked, speckled, mottled, texture or granite-look. Soiling and water spotting is not nearly so visible on these surfaces.

Ceilings: In almost all facilities, ceilings (whether painted or ceiling tile), are to be off-white to coordinate with the color tone of the walls. Textured ceiling tiles in 2' squares with a tegular edge are recommended.

Wainscot and Chair Rail: Wainscot is not recommended. Wood wainscots shall not be used without the approval of the Base Architect. A chair rail, properly located, may be used. It may be stained or painted to coordinate with the other woodwork or doors. The chair rail should be no more than 36" high in rooms and no more that 42" high in corridors. Heavy vinyl bumper guards may also be used to protect walls in corridors where needed. They, too, should be in coordinating neutrals.

Vinyl/Rubber Base and Carpet Base: Use vinyl/rubber base in areas where the floor surface is vinyl composition tile (VCT) or rubber tile. Base is to be in a coordinating neutral to the floor surface, as near the same shade as possible. Do not use a dark color or accent color for the base. Use a 4" carpet base capped with a neutral vinyl/rubber carpet cap in carpeted areas. Use the same carpet for the base as meets the wall in the case of borders. When carpet tile is used it will be necessary to use a vinyl/rubber base. Choose a neutral that will most closely relate to the carpet coloration or wall coloration. With carpet tile, a straight base must be used (one without a cove foot) and installed first with the carpet tile butted up to it. In ceramic tile areas, the base will be a coordinating ceramic tile base.

Ceramic Tile: Use a mottled, flecked or specked floor tile. Use a dark tone grout which coordinates with the floor tile to avoid a stained or soiled appearance. Tile banding accents or patterns are approved for walls and floors provided the accent is another neutral shade which coordinates with the dominant tile color.

Vinyl Composition Tile: Tile to be 1/8" thick, minimum, and pattern shall be homogenous through the tile. Border, or accent tiles, to be of complementary color.

Doors and Door Frames: Frames to be factory primed, fully welded (not “knock down”) hollow metal. Doors to be stained solid core flush oak. In single family homes, wood frames should be utilized. Depending on the quality of the doors, they may be either stained or painted. If painted, they may be painted either a color close to the wall color or an accent color of mid-range blue.

Window Blinds: Metal or vinyl blinds may be horizontal or vertical and are best in off-white or light neutrals. Dust is not as visible on the light colors as on the dark colors, and vertical blinds collect less dust than horizontal ones. Dark blinds that match the anodized finish of the window frames are acceptable, provided the windows are of reflective glass. If the windows are not of reflective glass, dark blinds will radiate a great deal of heat into the building rather than reflecting it as light or off-white blinds do.

Carpet: (See ETL 94-3: Air Force Carpet Standard and revised ACC Carpet Guidance - dated 12 October 1993). In general, use mainly bold tweed, nylon, level-loop carpet of a least 28 oz. face weight. Bold tweed means yarns of several different colors, not various shades of the same color. Level-loop is the most hard-wearing type of carpet, and bold tweed allows for several upholstery color coordinations in a facility using only one carpet color-way. Again, use a 4" carpet base capped with a vinyl/rubber, neutral carpet cap.

Dormitory Carpet: Carpet dormitories by using one carpet pattern per building with a different color-way per floor. Take care to ensure that carpet used in living areas is not the same carpet used in the work areas on base. Do not use drab, dull colors in living areas. Bedspreads and chair upholstery can be coordinated per floor to the carpet color-way. Draperies in these small living areas are best kept in neutral colorations to blend in with the walls. This provides a neutral background for personal items of the occupants.

Carpet Borders: Carpet borders may be solid in color. They may be used with either carpet tile or roll goods. Be careful not to over-do borders. In corridors, a border width of 9" is about right. Install field carpet in rectangular shapes and allow border to fill in indentation such as doorways, drinking fountains, etc. Do not use borders in rooms where the furniture will cover the border.

Systems/Prewired Workstations/Modular Furniture: All panel fabrics, work surfaces, flipper doors, etc., are to be in either brown-tone or gray-tone neutrals. Only one type of systems furniture should be used per building in order to allow greater flexibility in reconfiguration, as occupants’ needs and requirements change, and to provide continuity throughout the space. Systems furniture should be installed over carpet tiles. Removal and installation of new carpet in 12' widths becomes a major undertaking. This is not efficient or cost effective. Carpet tile will allow for self-help replacement and ease of maneuvering under the systems furniture. Carpet tile will also accommodate flat-wiring for electrical and communications under the carpet.

Special Notes for Single Family Homes: Interior paint to be Spectre-Tone Navajo White. Solid wood kick boards shall be provided at all kitchen and bath cabinets.

A. Landscape Standards

The Ellsworth Air Force Base Landscape Assistance Study dated November 1994, provides detailed landscaping guidelines with specific requirements to be implemented during the construction and maintenance phases of new or renovation projects. These Landscape Architecture Standards are intended to establish a conceptual framework within which those guidelines are executed.

Landscape Architecture can be used to help unify the base as a whole yet still provide identity from structure to structure and district to district. The outcome of this will be an overall visual continuity which will serve as a backdrop for the buildings. Careful consideration should be given to respond to site context, open space, landmarks, views, vistas, streetscapes, and the preservation and protection of existing trees.

1. Planting Designtc "1. Planting Design" tc "" a.

The area has a semi-arid climate. Use plant material to suit the environment. Xeriscaping principles shall be followed which encourage the use of native, low water using, drought tolerant plant material.

The landscape shall vary to denote different areas such as building entrances, entry drives, pedestrian walkways and intersections (refer to Open Space: Street Walls, Yards and Setbacks; Streets & Sidewalks, p. 30). Informal and natural arrangements of plantings shall be used to complement the high plains environment.

Different species of plants should be used to eliminate monocultural plantings and create diversity. However, where groups of the same species are used, massing is required. Rectilinear masses of plants and straight lines shall be avoided.

Mechanical equipment, transformers, loading docks and dumpsters shall be screened with a combination of plant material and walls. Plant materials shall be installed at a size and spacing which softens the screen walls. (Refer to Outbuildings/Garden Walls/Fence for additional information, p. 44).

Landscaping at buildings throughout the base should enhance the architectural character and specific use of the site. Blend the landscaping into the natural environment whenever possible.

The fronts of buildings should be landscaped in an inviting and aesthetic way. The building entrance should be enhanced to help create a focal point. Avoid annual planting beds at most building entrances.

Currently, large expanses of turf are used in underdeveloped areas. In areas which will not be developed beyond their current level, landscaping and maintenance should be kept to a minimum, a native prairie grass should be used. Native prairie grasses in combination with minimal landscaping will provide a landscape which blends directly into the natural environment.

Within the Mixed Use Central Core, the Rushmore Center has desirable and appropriate plantings. Turf areas should be limited to use as an accent at building entrances within this district. Areas to the sides and rear of the building should be planted in a more naturalistic manner.

The Flight Line is a unique district since the potential for landscaping only occurs in a small area. This area is currently bordered by a brick and ornamental iron fence which has been constructed adjacent to the Pride Hangar. This element defines the limits of landscapable space within this district, enhancing the central zone of the Flight Line.

Plant materials can be installed in free form natural arrangements in areas between buildings. Buildings that have entrances which will accommodate landscape elements shall be enhanced with plant material.

The landscaping which begins at the defined edge of the Flight Line shall be continued through the Flight Line Support zone which will help unify the two zones which are closely related.

The Facilities Engineering District currently consists of large expanses of natural grasses as its primary landscape material. In addition to this generic planting, building entrances should be enhanced with special planting arrangements. Loading and storage areas shall be screened with plant materials and walls. Open spaces shall be left as native grasses to help reduce maintenance.

Within the Residential Neighborhood District, landscaping of front yards should provide a diversity of plant material which will help create individuality from house to house. Refer to Streets and Sidewalks (p 31) for structures plantings.

The Wetlands/Recreational district at Ellsworth Air Force Base is a unique feature which consists of lakes and waterways with native vegetation surrounded by large fields of turf, wild flowers and native grasses. This district bisects the base and separates the Flight Line and Flight Line Support districts from the remainder of the base. Landscaping within this area should complement the existing, native plant materials and informal groupings for areas which are to be kept natural. For areas where organized active recreation will occur, turf grasses shall be used. A pathway system should be implemented to provide walking, jogging and bicycling routes throughout this district. Areas for picnicking and relaxing can be located along these pathways. Designing within the existing features will allow for an enjoyable experience.

Plant Material

See Appendix 1 for Plant List

2.

Irrigationtc "2.

Irrigation"

Irrigation is an integral part of the landscape environment at Ellsworth Air Force Base. The survival and growth of plant materials depend on an efficient, reliable and easily maintainable irrigation system.

Each site shall be completely irrigated with an automatic underground irrigation system to irrigate all trees, shrubs, and turf areas to any adjoining road edges. Shrubs and all planting beds shall be on separate zones from turf areas. Spray heads irrigating turf shall not spray into planting beds, foundations, structures, parking lots, sign faces, roadways, sidewalks, or walkways. Reduced pressure backflow preventors are required. Backflow preventors shall be placed in a planting bed and screened with evergreen shrubs.

Turf areas will be irrigated with pop-up heads and shall have head to head coverage. Spray irrigated turf areas shall be a minimum of 8' wide. Systems shall be designed so that peak summertime lawn irrigation can be completed between the hours of 6 p.m. and 9 a.m. Irrigation runoff should not flow into any street. Drip irrigation shall be installed for all plant material other than turf. Appropriate filtration and pressure regulating devices shall be installed. Low growing groundcover and annuals may receive pop-up spray irrigation. No fixed risers are allowed. Drip zones shall be designed so that additional emitters to trees can be installed as the trees mature.

An electric, solid state controller is required and shall be equipped with a master valve terminal and at least two fully independent programs. Irrigation system controllers shall be placed inside buildings. All irrigated areas shall utilize remote electric control valves installed in valve boxes. No manual valves are allowed. A “master” electric control valve shall be installed immediately downstream of each backflow preventor if a foundation structure is present within the irrigated area. The valve must be capable of fully opening under the lowest design flows (drip). Quick coupling valves shall be installed at a minimum 100' spacing and at dead end of all mainline runs to facilitate hand watering of plant material.

Pressure supply lines, non-pressure piping, and control wires passing under paved surfaces, walls, curbing, etc., shall be sleeved. Each use shall have an individual sleeve. All piping shall be PVC.

Site Furnituretc "3.

Site Furniture" tc ""

Site furniture basewide should be brought to a uniform standard. Furniture such as benches, trash receptacles, bicycle racks and tables, shall be capable of being used across districts. Gazebos and shade structures should be constructed of materials which reflect the architecture of surrounding buildings.

Large barbecues should be constructed of brick masonry units to match the architecture of adjacent structures. Pedestal mounted grills can be used for smaller areas or adjacent to living quarters.

Wooden benches shall match those at the Rushmore Center, unless otherwise specified by the Base Architect.

Picnic tables shall be wood with metal frame work and shall be as manufactured by Columbia Cascade (800) 547-1940, unless otherwise specified by the Base Architect. Style shall be 2162 and where handicap accessibility is required, shall be 2163. Wood shall be kiln dried, premium Douglas Fir and metal shall have black powder coat finish.

Trash receptacles and ash urns shall match those at the Rushmore Center, unless otherwise specified by the Base Architect.

Metal bicycle racks shall be as manufactured by Columbia Cascade (503) 223-1157, unless otherwise specified by the Base Architect. Style as “Timberform Cycloops.” Color shall be approved by the Base Architect.

B. Signage Standards

The signage standards are governed by Air Force Pamphlet 32-1097 and ACCI 32-1054. The following provides an overview of AFP 32-1097 and ACCI 32-1054.

The graphics system shall serve to identify buildings, inform users, and direct vehicular traffic in an aesthetically pleasing manner. Signs are to be compatible to architectural elements and enhance the overall design of the buildings. Effective signage should serve as a unifying element. The Base Architect shall review and approve all proposed signs.

1.

General Recommendationstc "1.

General Recommendations" tc ""

Signage should be used to unify the base and provide an effective identification system. Continuity of materials, fonts, and colors will help simplify the circulation through the base.

The letter style, for all exterior building signs and temporary signs shall be Helvetica. Helvetica Medium shall be used for primary information and Helvetica Regular shall be used for secondary information.

Individual lettering attached to building structures, monuments and entryway glass shall be metallic, beige or white. All other types of signs shall have white lettering on a brown background, except signs pertaining to safety which are governed by national standards.

Major signs such as those at base entrances can be designed to be more decorative and can vary from the general recommendations. Specialty signs with message boards shall be as approved by the Base Architect.

Materials for signs shall be aluminum, galvanized steel, and non-ferrous materials. Wood posts shall not be used. Internally lighted signs are not permitted. If lighting is required, use external flood or spot lights.

The exterior sign types for use on the base are as outlined below:

a. Identification Signs

Unit name and secondary information provided shall be applied to the face of the sign. Street numbers and logo shall be provided as indicated in AFP 32-1097.

A landscape plan indicating all site signs showing locations and height of the signs above grade must be submitted for review and approval to the Base Architect.

Identification signs may be one or two sided. Two sided signs shall be installed perpendicular to the roadway.

Base Identification Signs: These are located at Base entry points to identify the facility (Fig. 56).

Three types of base identification signs are to be used - the Main Entrance Sign, Secondary Entrance Sign, and Entry Gate Sign. These signs are all one sided since they are viewed from one direction only.

(2) Military Identification Signs: These identify military facilities and activities.

There are six types of military identification signs which vary in size and design elements to distinguish different levels of organization. (Refer to AFP 32-1097 for types and size requirements.)

One unit name and secondary information should be indicated on the sign. The use of motto’s, names or titles of individuals is prohibited, unless authorized by the Commanding Officer.

(3) Community Identification Signs: These identify facilities and activities used for non-military purposes. These signs have the same character as military signs but consist of a different background color, lack military emblems and building numbers.

The use of community and commercial related symbols is permitted.

b. Direction Signs: These are used to direct vehicular traffic to specific locations. All signs shall be faced with brown reflective sheeting for the background and white reflective materials for the graphics.

c. Regulatory Signs: These signs are used to direct vehicular traffic to specific locations. Highway Standards, Base Warning Signs and Parking Regulation Signs are considered Regulatory Signs.

d.

Motivational Signs: These signs serve to increase morale.

Motivational signs should be used to identify principal organizations, support safety campaigns, fund-raising drives, special events, display emblems and to express unit pride.

Electronic messaging can be used for this sign type.

e.

Information Signs: These signs provide educational information and directional guidance for visitors.

f. Wall Mounted Signs: The Base Architect will decide the appropriateness of wall mounted signs. If wall mounted signs are used they should be used throughout the Base.

g.

Temporary Signs: Temporary signs will not be permitted except as described below.

All temporary signs shall be fabricated to follow the style and guidelines as specified and illustrated.

Temporary construction signs shall be permitted during the construction of a facility and shall be removed no later than one week after issuance of the certificate of occupancy. One project sign shall be permitted and shall be parallel to the street with locations subject to approval of the Base Architect and should include only the following information:

Building Name

Major Tenant(s)

Architect

Consulting Engineer(s)

Landscape Architect

Developer (when applicable)

General Contractor

Subcontractor signs shall not be permitted. The temporary construction sign outlined above shall be located within a minimum of 5' of the property line and adjacent to the construction trailer. Construction signs will not be permitted off site except as needed to direct construction traffic.

All temporary signs shall be free standing ground mounted and signs of this nature shall not be affixed to any building.

Tractor trailers used for materials storage displaying the name and/or logo of the contractor may not be parked in such a manner as to violate the intent of this section of the criteria.

A. Lighting Standards

1.

The design objective for all site lighting is to provide a uniform system of functional lighting in an aesthetically pleasing and visually unobtrusive manner.

Exterior accent lighting of plant materials, signs and buildings shall be achieved with hidden light sources. These include surface mounted fixtures, lamps recessed in building soffits, overhangs, walls, lamps recessed in the ground, and lamps hidden by plant material.

Roadway light fixtures should be uniform across the Mixed Use Central Core, Flight Line, Flight Line Support, and Facilities Engineering districts. Consistent fixtures provide cohesiveness and help link the districts together. The Residential Neighborhoods should have fixtures for its streets which set it apart from the rest of the base and provide a greater sense of residential character. Within the Wetlands/ Recreational Area another type of fixture for walkways and jogging trails should be used. This fixture will identify the trail system which interconnects the different uses within the district.

All lighting shall be energy efficient high pressure sodium.

Lighting levels will be determined as specified in the “Lighting Handbook of the Illuminating Engineering Society,” most recent edition. Lighting levels in parking lots shall average 1.0 foot candle at grade.

2.

The fixtures indicated below are for all districts unless noted later in this section.

Parking lot fixtures and poles shall be a shoe box type to match those found at the Rushmore Center, unless otherwise specified by the Base Architect.

Roadway light fixtures and poles shall be a Cobra head type to match those currently used on base, unless otherwise specified by the Base Architect.

Low bollard fixtures or landscape lighting for walks and building entries shall match those found at the Rushmore Center, unless otherwise specified by the Base Architect.

Building mounted lights shall be absolute cut-off type fixtures and shall be recessed and as manufactured by Kim Lighting, unless otherwise specified by the Base Architect. Style shall be “Wall Director.” Color shall be dark bronze. Wall mounted lights for lighting stairs and sidewalks shall be manufactured by Kim Lighting, unless otherwise specified by the Base Architect. Color shall be dark bronze.

Building and sign flood lighting shall be as manufactured by Kim Lighting, unless otherwise specified by the Base Architect. Style shall be “Architectural Flood Light.” Color shall be dark bronze.

Landscape accent lighting shall be as manufactured by Kim Lighting, unless otherwise specified by the Base Architect. Style shall be Model CL-4. Color shall be dark bronze.

Residential District

Roadway light fixtures and poles shall match those currently used on base, unless otherwise specified by the Base Architect.

Wetlands/Recreational District

Jogging trail and walkway lighting shall match those currently used on base, unless otherwise specified by the Base Architect.

B. Engineering Standards

1.

Civil a.

All civil work should indicate all calculation in design analysis and show design criteria on drawings and shall conform to the latest editions of the following:

(1) State of South Dakota Department of Transportation) Standard Specifications;

(2) The South Dakota Department of Transportation Standard Details;

(3) The Clark County Public Works standard drawings for civil work.

(4) The Uniform Building Code (UBC);

(5) The UBC Standards;

(6) The Uniform Plumbing code.

b.

All civil work shall conform to the requirements of:

(1) The Uniform Federal Accessibility Standards (UFAS);

(2) The Americans with Disabilities Act (ADA);

(3) The most stringent requirements shall apply.

c.

Site Plans

(1) General base plans and some more specific as-built plans for the existing buildings and utilities are available on request, however they may be incomplete and inaccurate.

(2) Existing conditions will need to be surveyed and verified by the A/E.

(3) A new site plan shall be developed on AutoCAD for project areas at 1" equals 40' or larger (1" equals 20') showing all existing utilities, sprinklers, facilities, features, trees, ponds, etc.

(4) One foot contours shall be accurately shown, with bold five foot contours.

(5) Key spot elevations shall also be shown accurate to 0.1' for land features and accurate to 0.01' for structures, pavements, and slabs.

(6) Finish drawings must include horizontal and vertical control references to actual survey data control points.

(7) Benchmarks and key work/control points must be shown on site plans with coordinates (State plane). Both AutoCAD disk copies and mylar hard copies shall be furnished to the Government upon completion of the project.

d.

Gas Service

(1) The design agent should expect to coordinate and arrange new facility connection to the natural gas line.

(2) Contract plans should clearly identify connections necessary and the party responsible for the work.

(3) Gas lines shall have maximum working pressure 50 PSIG.

(4) Underground gas piping shall be non-metallic.

(5) Refer to Mechanical/Plumbing Section for additional information.

e.

Sanitary Sewer Service

The minimum service size for a new facility shall be 6".